Inside IONIC

Ask IONIC #5 – Permits

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Ask IONIC is a napkin series of questions that we often hear from our client and others that may assist those who are also seeking answers.

No question is dumb… just the ones you don’t ask.

We hope these will help you understand our industry just a little better so you can make informed decisions on your project.

Information that leads to knowledge is the key to success.

 Do I need to hire an architect to obtain building permits?

We have this question asked of us all the time. The easy answer is, yes! Of course you do. What would you expect an architect to say?

Okay so here is the truth of the matter, there are times when you do not need to hire a licensed architect to create permit drawings. The tough part for me to answer is when exactly that time is. The reason I say I don’t know for sure is because I don’t need to produce a set of drawings without my license seal on it. I OWN ONE! So I can seal all of our work even if it is only interior-related work.

The primary reason most clients do not want to hire an architect for their work and obtain a set sealed drawings is all about COST. They simply do not want to pay an architect to review and stamp their design drawings. I get it! If you don’t need to spend money, then don’t! Which I can understand if you are on a very tight budget. However some jurisdictions will absolutely require an architectural seal on anything that is requesting a construction permit.

Honestly, for almost all commercial construction, jurisdictions will ask for a sealed set of documents. Most do this for liability reasons. They don’t want any! Residential construction is not always required as long as all of the calculations and the related information needed has been included in the documents. This seems to be the most common occurrence when you would not need to have a sealed set of construction documents.

In many cases when you’re doing interior design renovations moving interior non-load bearing walls and upgrading finishes you won’t need a sealed set of construction documents either. However, many times if the interior work is extensive it still might be beneficial for an architect to review and seal the work to ensure code compliance has been met.

IONIC partners with several interior designers that we know very well and have worked with them through their code review and analysis.

We have also been asked to stamp drawings that have been prepared by others. In cases where other architects have produced prototypical plans and it is a repeat of the same construction work, an owner has come to us and requested that we simply stamp the drawings without review. And of course only want to pay a few bucks. The problem with this first, is it’s unethical. I don’t know if I need to say any more than that. Secondly, the architect that seals these drawings is taking on full liability and if they didn’t review the drawings and thoroughly investigate all of the calculations and considerations they would be foolish. Most times it is not worth the risk for a few dollars to take on this kind of liability.

Also let me mention that you cannot necessarily take a set of documents that somebody else has produced and stamp them as your own. That is a copyright infringement.

So, please don’t ask us to!

Every jurisdiction is slightly different in regards to what they would require. It’s best to first ask your local reviewer what the requirements would be for your specific project and the scope of work occurring. They can share with you what would be required at minimum and then the owner or client could seek their best solution and determine how to proceed.

Every job is different. Every jurisdiction is different. It is getting more and more complicated to obtain permits and approvals.

Hope this clarifies the question for you. Should you have others, please submit them to us and we will add them to the list and post answers. Feel free to contact us.

We look forward to hearing from you.

Ask IONIC #4 – MEP Services

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Ask IONIC is a napkin series of questions that we often hear from our client and others that may assist those who are also seeking answers.

No question is dumb… just the ones you don’t ask.

We hope these will help you understand our industry just a little better so you can make informed decisions on your project.

Information that leads to knowledge is the key to success.

Are Mechanical, Electrical and Plumbing Engineered drawings required for my Project?

We often get questions not only from our clients but also from general contractors about engineering requirements for projects. MEP stands for mechanical, electrical and plumbing.

In most jurisdictions, any modifications to an existing facility where the mechanical, electrical or plumbing will be altered, the jurisdiction requires engineered drawings. This is also applicable to any new construction. In some cases, again depending on where you live, the jurisdiction will allow drawings that are either unsealed or sealed by a licensed architect. The drawings need to explain in detail all the requirements of these engineering scopes.

Although IONIC is not an engineer in these trades, we often incorporate within our scope of work the hiring of engineering consultants to help facilitate this need. This is the easiest and most complete way to organize a set of documents without confusion. All of our CADD files and Revit files can be shared with the engineering firm of record to make sure all of the work is coordinated and matched for continuity.

Here is a list of typical services:

Mechanical Engineering and HVAC Design:

Heating, Ventilating, and Air Conditioning Systems (HVAC)

Central Plant Design

Exhaust Systems

Direct Digital Control (DDC) Systems

Chilled Water Systems

Heating Water Systems

Ground Source Heat Pump Systems

Outside Air Pretreatment and Dehumidification

Pool Dehumidification

Lab Fume Hood Systems

Energy Recovery Systems

Electrical Engineering Design

Power Distribution Systems

Interior and Exterior

Lighting Design

Photometric Analysis

Lightning Protection Systems

Fire Alarm Systems

Outlets and Raceway Systems for Voice and Data

Backup Power Generators

Uninterruptible Power Supplies (UPS’s)

Dimming Systems

Special Grounding Systems

Plumbing Systems Design

Domestic Cold and Hot Water Systems

Domestic Waste and Vent Systems

Fuel Gas Piping Systems

Storm Water Systems

Fixture Unit Analysis Calculations

Performance Specification of Automatic Sprinkler Systems

Lab Gas Systems

Medical Gas Systems

Compressed air systems

Vacuum Systems

Grease Interceptors

A common phrase in our industry is design build. We have previously written about this definition and the buried understandings of what design build entails. In short, many times the general contractor will hire the trades for mechanical, electrical and plumbing to produce the minimal amount of documents needed to obtain a permit for their scopes of work. We have seen all ranges of how this can be accomplished.

In some areas we have seen the trades hire an engineer to produce their work. We have also seen the trades do line drawings on top of our architectural to obtain a permit. And yes, we have even seen napkin sketches get approved for the minimal amount of scope that might be needed in a smaller project. Some jurisdictions do not require any documents whatsoever just the application noting that most or all of this work will be verified in the field and inspected by the jurisdiction or a third party ensuring that all is done properly and to code.

Owners would often look at this as an opportunity to save money.

This is true as the owner will spend less money on engineering upfront. However it is possible that they might spend more on construction because the trades will need to do this extra step to obtain their permits. The cost of construction in each of these areas might increase. However, that is not always the case. Most likely what does occur is the general contractor selects a competent subcontractor that can do this work and utilizes their skills and experience as well as a long-lasting relationship to establish a team on the project. As long as the subcontractors are pricing this competitively, IONIC does not see a disadvantage to this. However the owner must be very cautious in making sure that the bids and scope of work are apples to apples.

For instance, one subcontractor for the mechanical might propose only 8 tons of heating and cooling whereas another subcontractor might review the conditions and consider that 10 tons are required. Less is not always the right choice, and neither is more.

It needs to be calculated properly according to the needs of the space in the occupancy determined.

By going this route, it also eliminates competitive bids by all the subcontractors of the trade. It might be beneficial to have all the engineering documents so that multiple subcontractors can price the work not only for value but also for time availability.

This could be very important to the schedule of the construction.

Either choice is acceptable as long as the jurisdiction allows it. The owner must know the conditions of the permit requirements for their specific jurisdiction before proceeding with any one option.

Ask your architect what is required and what is the best scenario for your specific project. 

If you are exploring this opportunity, IONIC suggests that you reach out to us and we can quickly provide some useful information for your project.

Hope this clarifies the question for you. Should you have others, please submit them to us and we will add them to the list and post answers. Feel free to contact us.

We look forward to hearing from you.

the IONIC Masterplan For Your Church Project

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Developing a plan for a group can have its challenges if you don’t have your act together. It takes a carefully crafted process to guide a church’s building committee successfully.

We have been told by so many of our clients that our process was the most thorough and detailed that they had ever experienced. Our step-by-step process that leads a committee from the beginning of a program guide to a projected budget has helped our clients fully understand the process of renovating or modifying their church facility.

First let me share that it isn’t an easy process. It can be very time consuming, if done improperly. There are many factors that go into developing a master plan for a church and any one of them can create chaos if not approached properly. We feel we have been given an opportunity to be good stewards for our church clients and not lead them down a path that would create hardships or delays in their projects.

Here are a few of the issues that we have helped our clients face:

1. Budget

2. Re-purposing existing spaces

3. Expansion of new facilities

4. Focusing on priorities

5. Committee members’ different desires

6. Providing solutions when the budget doesn’t allow them to fulfill all their wishes.

7. Creating a phasing plan

8. Team involvement

Any one of these can be a challenge to the committee and it helps to have someone steering the committee in a direction that will get them positive results.

IONIC’s goal is to assist the church in recognizing its own VISION and allowing it to rise to the surface. We are not here to push our own agenda but rather carefully take the needs and requirements of the church and help craft a plan that can be successfully implemented.

Push to the Finish

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I have ran a lot of marathons over the last few years and no matter how exhausted I am near the finish, I always manage to dig deep and push at the end to cross the line. Always trying to finish strong.

So what do we do at work when we get to December? Stop short? Slack off? Coast through the holidays? Yep…..that’s what we often feel towards the last days of the year. Everybody else is doing the same, right?

So…..Welcome to the last month of the year! While it might be tempting to take your foot off the gas, coast through the remainder of the year, and set your sights on how great next year is going to be (and it’s going to be great, without question), consider a few things:

1. December is 1/12th of the year – equal to 8.333% of your productivity and bottom line.

2. Would you light more than 8% of your income on fire just because you needed amusement?

3. You have a couple of choices for December: double-down on any goals you haven’t quite achieved yet, or relax and let the chips fall where they may.

I have never seen a race where the leader eases up at the end, only to lose the race to the guy who is giving his all? I suggest you run through the tape (in this case, December 31st…..however I’ve never been able to run through a tape….never been first), which also means you’re going to have some pretty sweet momentum as you start the new year!

Even if you take off the last couple of weeks of the year, you can finish strong and set yourself up to win big time next year.

Now, I’m sure wondering how you finish strong and start next year with momentum. I’m glad you asked …

Step 1: Create a plan for December and be intentional about the days you work, and the days you don’t. Set 3 goals for the month, find some accountability, and go for it like you mean it!

Step 2: Schedule time (1-2 hours at most) to do a review of the year.
1. What worked?
2. What didn’t work?
3. How did you do on your goals this year (so far)?
4. What would you do differently if you had the year to do over?
5. What did you learn about yourself?
6. What was great about the year?
7. Any wins you might want to celebrate?

Step 3: Schedule another block of time to create an Annual Plan for next year and Goals, and then do a 12 Week Plan so you exponentially increase your odds of achieving your desired outcomes.

 

Happy Holidays and here is to your best December and New Year yet!

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Welcome Daniele Garcia

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We would like to formally introduce one of our recent additions to our IONIC family, Daniele Garcia! With a bachelors in Architecture and Urbanism from Brazil, Daniele brings a wealth of experience in design, construction documentation and interiors. She not only worked in Brazil but also owned and operated her own practice DG Architecture & Interiors in Curitiba Brazil for several years focusing on many high-end custom homes.

Daniele has been working with IONIC on our new restaurant projects as well as other various small commerical designs. She is currently working on some custom home renovations for local clients as well as some in northern Virginia.

With her talents extending into interiors and finishes, she will be consulting on many of those needs within both offices as well. Her skills in producing high end rendering solutions for the interiors are key to our continued success and development in our field of design and architecture. She will be primarily based out of our Virginia Beach office.

We wish her great success.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Meet Chris Warren

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We are excited to anounce the addition to our Virginia Beach team, Chris Warren Associate Architect. Chris grew up in Hampton Roads and graduated at Virginia Polytechnic Institute and State University in 2011. Previously he worked at Cox, Kliewer & Co. working on construction documents for many apartment complex projects from schematic design to final CDs. His vast experience in commercial work will help IONIC continue to deliver our projects on time and on budget.

Chris is also highly active in various community organizations such as YAF – Young Architect’s Forum, AIA Hampton Roads, P40 Network, tHRive as well as others.

Currently, Chris is helping us develop some master plans for a church in Richmond as well as construction documents for another historic church in Virginia Beach.

We look forward to seeing Chris continue to grow.

Be sure to welcome him the next time you see him out and about.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

BGAV Convention

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This week we took to the road…..well not really. It was only 10 minutes away from our office in Richmond. We packed up a few of our marketing items and set up shop at our booth at Mount Vernon Baptist Church in Glen Allen, VA. It was for the 195th annual meeting of the Baptist General Association of Virginia.

The three day convention allows us to share our experience with churches looking for some work on their buildings. It’s also a great opportunity to meet up with old friends. A good time for all. For architecture, it’s not a typical sales presentation but we are able to get our name out to those who may not have heard of us before.

IONIC always likes to share our trademarked the IONIC Masterplan process with our church clients.  Far too often we see churches that find the VISION but fail to put in place the ENGINEERING. In simple terms you need to have more than a pretty picture. Master planning from architects who don’t clearly illustrate the needs for their clients fail to meet ALL their expectations.

Here are a few of the 12 tips we share on the the IONIC Masterplan PRINCIPLES.
For a more detailed list and ask plan, please reach out. We would be glad to share the full set of goal requirements for your church project.
1. Consider the Site – Making a detailed assessment of the current conditions to better plan the future.
2. The Vision – Taking your ideas and goals and determining what is possible at your facility, both financially and physically.
3. Future Growth – Properly prepare by analyzing your congregation’s growth trends, programs and age distribution.
4. Obstacles – Identifying unique opportunities and potential threats, expressed in a master plan.
5. Phases – Developing a comprehensive phased building program including renovation areas as well as new construction.
6. Design Options – Considering the site – Parking, Utility Studies, Circulation, Worship Programs, Exterior and Interior ideas and Future Needs.
7. Leadership Review – Developing a consensus on a final plan with leaders and stakeholders.
8. Timeline – Mapping out an implementation process and time frame.
9. Marketing and Fundraising – Providing illustrations and plans for utilization in capital raising campaigns.
10. Approval Process – Coordinating for both civil and building permit requirements.
11. Team – Retaining needed consultants, and handling all contractual relationships.
12. Contract Administration – Assisting in selecting local general contractors, schedules, phases, etc.

Hope this gives you some food for thought as you prepare to expand your borders and your walls. IONIC would be glad to assist you in any way possible.

IONIC Vision: Creating Places and Spaces that Enrich the Lives of Those Who Use Them.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Find out more about IONIC & our church projects at www.ionicdezigns.com

Expanding Our Territory

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One of the most exciting parts of architecture isn’t so much the act of designing something, it’s the revelation during it’s conception. And by conception, I mean the act of creating the space, structure, building etc.

As architects and engineers, we try to do our job at creating the “visual”. Creating the “how-to”. Creating the “inspiration”. But honestly, it comes down to great builders that take our doodles, our ramblings, our piles of paper and turn them into living breathing buildings.

Too far? Ok maybe!

For twenty five years, I have heard the argument between architects and contractors. One fighting the other. And unfortunately, we’ve have experienced it. IONIC has chosen to work with the best in the industry to accomplish the work….not just for us, but especially for YOU, our clients.

As a team comes together from the conception of a project idea, vision or dream, it’s so satisfying to know that the contractor has your back and you have his. A common goal for our client.

To produce a product seamlessly and efficiently without forsaking aesthetics or foregoing economy is one of the primary goals that we strive for at IONIC.

Enjoy some of our pictures of a Wendy’s restaurant “Smartbuild” in Portsmouth, Virginia. Its not often we get the opportunity to celebrate a Grand Opening. The owner invited our team and the entire community to celebrate in the new store.

Thanks to the entire team to help get this one completed.

Custom Designed Millwork

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First thought that pops into your mind when you hear “CUSTOM”?…..yes, I want it…..probably too expensive.

EXACTLY! We hear it at IONIC all the time. Clients really want that WOW piece as customers walk in their doors but too often it just cannot be affordable.

First let me define MILLWORK so we can share our thoughts on what we will be discussing. If it’s what you’re thinking then you can keep on reading or just jump to the pictures.

MILLWORK typically refers to a type of cabinetry product….made in a mill shop. It can be a reception desk, counters, kitchen cabinets, desks, credenzas, sales counters and more. Doesn’t always have to be made of wood but often is for ease of customization.

So what makes it custom? Well it can be a one of a kind. A unique piece that is made especially for your office, store or home. The colors and materials are what you want, the finished are what you want and most importantly IT FITS WHERE YOU BUILT IT FOR.

Another aspect that a custom MILLWORK piece can provide is function. Along with the custom look and custom fit, this piece can meet your specific needs when it comes to function. Most standard pieces are made to be very flexible without too many specialties so that the end user can FIT their stuff in. Unfortunately, more often than not, the fit doesn’t meet the end users expectations. They are just too generic.

Let me give a few quick easy examples. How about a food sales ordering counter? You know there will be equipment on the top and underneath. How will your equipment fit? Will it still have easy access? Will the refrigerator fit underneath? Can supplies be stored inside or quick use? With a custom built MILLWORK piece the answer is often YES!

How about a reception desk? We have found over the years that most offices often have a person that is a greeter when you walk into an office or other business establishment. First impression is the desk or counter they are working behind. So often this piece is used as an impressive piece and first introduction of the business.

So is it just a pretty cabinet? Heavens no! They are not just answering phones there either. The front desk typically has to function as a full fledge office desk too. Computer, monitor, printer, console phone, storage plus all the traditional pens, paper, etc that need to be there. Oh yes, and look nice too when your customers walk in and not appear as a mess!

Or how about a crazy desk made from reclaimed pieces of Shipping container….or anything else? Sometimes it doesnt have to be made of wood and laminate or metal, a creative mind can construct something that will be one of a kind imaginative piece specifically for your business.

Two offices to serve you better. Headquarters in Hampton Roads. Second office in Central Virginia.

Find out more about IONIC

We’re Hiring!

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Our offices have been blessed with being awarded some great projects recently. Now we need help getting them out the door.

Restaurants:

We have our continued accounts with fast food chains that have kept us busy over the years and continues to grow. Lots of production work throughout Virginia, North Carolina and South Carolina. We even have one in California.

Retail:

Our office has always had a foundation in retail work. Currently we are doing concerts for numerous new and renovated sites throughout Virginia. Conceptual designs and production talent needed. We are even starting construction on a project outside Chicago.

Offices:

We have several projects requiring space planning, permit documents and interiors for fit-outs, new builds and renovations. Looking for someone that is quick and efficient in their time to help us with these types of projects.

Churches:

Our Richmond office has had a long history of doing great church projects. We continue to need help with master planning, space planning, conceptual designs and construction documents. Our office has several new master planning projects as well as projects rolling into construction documents. New construction and renovations/additions for both traditional type churches and contemporary. We are doing work throughout Virginia, North Carolina and California. If you have an interest in working with churches, give us a call.

IONIC is looking for individuals that have talent in design, efficient in production with knowledge in Autocad and Revit, creative problem solvers, energetic and self motivated, team focused and a desire to work in a firm with a long history of success and culture of cultivating award winning projects.

If you have an interest in a carreer like this with IONIC. Visit our careers page for more information.

We look forward to hearing from you.

Creating place and spaces that enrich the lives of those who use them.

Www.ionicdezigns.com